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3.7 Condition upon Surrender at Expiration. At the expiration or earlier termination of this lease or Tenant's right of possession, Tenant shall surrender possession of the Premises in the condition required under Section 3.4, ordinary war and tear excepted, and shall surrender all keys, any key cards, and any parking stickers or cards, to landlord, and advise landlord as to the combination of any locks or vaults then remaining in the Premises, and shall remove all trade fixtures and personal property. All improvements, fixtures, and other items in or upon the Premises (except trade fixtures and personal property belonging to Tenant), whether installed by Tenant or Landlord, shall be Landlord's property and shall remain upon the Premises, all without compensation, allowance, or credit to Tenant. However, if prior to such termination or within ten (10) days thereafter landlord so directs by notice, Tenant shall promptly remove such of the foregoing items as are designated in such notice and restore the Premises to the condition prior to the installation of such items; provided, landlord shall not require removal of customary office improvements installed pursuant to the Work Agreement, if any, (except as expressly provided to the contrary therein), or installed by Tenant with Landlord's written approval (except as expressly required by landlord in connection with granting such approval). If Tenant shall fail to perform any repairs or restoration, or fail to remove any items from the Premises required hereunder, Landlord may do so, and Tenant shall pay Landlord the cost thereof upon demand. All property removed from the premises by Landlord pursuant to any provisions of this Lease or any law may be handled or stored by landlord at Tenant's expense, and landlord shall in no event be responsible for the value, preservation, or safekeeping thereof. All property not removed from the Premises or retaken from storage by Tenant within thirty (30) days after expiration or earlier termination of this lease or Tenant's right to possession shall at landlord's option be conclusively deemed to have been conveyed by Tenant to landlord as if by bill of sale without payment by Landlord. Unless prohibited by applicable Laws, landlord shall have a lien against such property for the costs incurred in removing and storing the same. 19 ~ "T" " .'